03/01/2021 Zoning Commission Minutes

Subject to Approval

ZONING COMMISSION-MEETING MINUTES
MONDAY, March1, 2021
The public hearing was web-based on Zoom at https://zoom.us/j/2574297243
Meeting ID: 257 429 7243

I. CALL TO ORDER - Chairman Ryan called the meeting to order at 7:00 pm.

1. Appointment of Alternatives: Diane Madigan was seated for Donna Beinstein.

Present: David Ryan, Anne Erickson, Kevin Gray, Bruce Elliott,Diane Madigan,Michael Doyle, Melissa Osborne

Absent: Donna Beinstein, Shannon Leary Knall and Melissa Osborne

II. APPROVAL OF MINUTES of the MONDAY, February 1, 2021 regular meeting.

Motion to approve the Minutes of the February 1, 2021 meeting as drafted was made by Mr. Elliott. Seconded by Ms. Gray. Motion passed 6-0-0

III. OLD BUSINESS

a. Application #21-03 of the Simsbury Fire District, Owner/Applicant; for a Site Plan Amendment for the construction of a new training building, ceremonial flag burning area for the VFW and other site improvements at the property located at 251 Hopmeadow Street (Zone R-40)

Kevin Kowalski along with Chief Baldis and Chief Kelley were present to represent the application. Mr. Kowalski detailed the project indicated it is a town house style training building. He explained the need for training facility. He further explained that they were building the smallest unit that they could and it will be 20’x30’ with an 8’ fire escape located on the end. The building is located approximately 60’ from the other building on the property which will replicate a driveway and two offsets. Mr. Kowalski detailed the features of the building including a chimney, garage, two levels living space, open porches, wood trim, asphalt roof and brick façade. Mr. Kowalski then detailed the second proposed project of the VFW ceremonial flag burning area which would contain brick pavers around a fireplace with possibility of fencing around it and propane feed.

Mr. Elliott expressed his support of this being a appropriate way to properly dispose of the flags.

Mr. Gray inquired if they use underground propane for the fires. At this point, the proposal is for same technology as the old building, small restrictive spaces lined with ceramic tile. Mr. Gray inquired where the propane for the ceremonial flag burning area will be located. Mr. Kowalski clarified they have a temporary propane line that is attached at the side of the garage only to be utilized at the time of the flag burning.
Chair Ryan inquired as to the frequency of the flag burning. Mr. Kowalski indicated it could be done several times during the year but not every week.

Chair Ryan inquired as to the stripes along the right hand side that appears to be a football field. Mr. Kowalski indicated that it is a football field and was formerly the old carnival grounds.

Mr. Elliott inquired how tall the proposed building will be. It will be approximately 35ft tall.

Mr. Glidden expressed that Fire District has secured approval with the Conservation Commission and that it meets zoning regulations with the suggested conditions that they secure and administrative zoning permit and any grading changes that staff is authorized to act on behalf of the Commission.

Mr. Gray inquired if there is a concern for the chemicals used in training. Mr. Kowalski indicated that they do not use foam in that building. They are working with the State for replacing the foam for environmentally safe measures.

Mr. Doyle inquired if other towns will be using the facility. Mr. Kowalski indicated that it is possible to assist in training with the town.

Mr. Elliott made a motion to approve Application #21-03 of the Simsbury Fire District, Owner/Applicant; for a Site Plan Amendment for the construction of a new training building, ceremonial flag burning area for the VFW and other site improvements at the property located at 251 Hopmeadow Street (Zone R-40) the site plan approval is subject to the following conditions:
1. An administrative zoning permit is required for proposed construction
2. The Zoning Commission authorizes staff to approve minor modifications to site grading, landscaping, drainage or lighting on their behalf. Said requests are to be made in writing to staff and approved prior to implementation .
Seconded by Mr. Doyle. Discussion clarified that flag pole is to be removable. Motion Passed 6-0-0

IV. NEW BUSINESS

1. Preliminary Discussion
a. Discussion with Rich Correia, Adam Westhaver, and Phil Doyle LADA for zone change request to B-1 for the 7.5 +/- acre parcel located at 332 Hopmeadow Street

Mr. Correia introduced the project of a proposed brewery in town. Mr. Doyle from LADA further detailed the project and the location wrapping around Abigail’s. The idea is to rehabilitate the barn currently on the property and use it as a boutique brewery. The site is zoned residential and floodplain. The intention is to extend the B-1 zone currently on Abigail’s so that the brewery could house a tasting room, brewery and store. Chair Ryan inquired if there was a greenhouse currently on the east side of the property. Mr. Doyle indicated that the current intention is for the fields to remain. The small green house above the pond would remain in addition white house in the north west corner. Ms Madigan inquired if having a brewery in close proximately to a day care would raise an issue. Mr. Doyle indicated he was going to look into it further however due to the fact Abigail’s sells liquor it might not be a concern. The farming taking place on the property was explained by Mr. Christensen.

Mr. Elliott inquired about the parking at Abigail’s and the daycare and whether they use any of this parking on this site. Abigail’s previously purchased a portion of the land to expand the parking however there is no other formal agreement. Mr. Elliott inquired if the white house close to Hopmeadow Street is to remain. It was indicated that the house is to remain. The red barn is what they would like to remodel into the brewery. Mr. Elliott inquired if the barn was in the flood zone. Mr. Doyle explained that the flood zone is just below the barn, if an expansion was made it would be above the flood zone. Mr. Glidden further detailed the flood plain and clarified that the barn itself is out of the floodplain. Mr. Gray indicated that from a Zoning perspective the other three properties should also be a B-1 district. Mr. Doyle clarified the location of the zoning districts and the current ownership of the properties. Mr. Gray inquired what would steps would need to be taken to extend the zone for the area. Mr. Glidden clarified the steps to be taken. Ms. Osborn inquired if the residential neighborhood impact has been considered. Mr. Doyle indicated that they were looking for general guidance and they are aware of the houses on the opposite side of the street and thanked the commission for the time.

V. GENERAL COMMISSION BUSINESS

Regulation update workshop

Chair Ryan opened the discussion for update. Mr. Glidden explained that the sign regulations are currently with the Town’s Attorney and indicated that he should be receiving them back shortly. After that the next step would be a public hearing. As to the update on the industrial regulations, a document has been provided to illustrate a comparison to other towns and that the Commission may have to get creative as to filling up the vacant office space. Mr. Gray discussed some inconsistencies in the allowed uses that may need to be addressed. Mr. Glidden inquired if the Commission would like to add uses to the Industrial Zone. Chair Ryan indicated that currently buildings in the zone that could be refitted to other uses such as residential and affordable housing. Mr. Glidden indicated that he could go over the regulations and see if he could revise and draft proposed changes to the industrial regulations. Mr. Gray indicated that they should consider an addition of breweries and distilleries. Chair Ryan indicated he would also like consideration towards other recreational uses such as dance studios. Mr. Elliott discussed the form based code and how it is more flexible for uses. Mr. Gray suggested a theater use and indoor storage. Ms. Madigan inquired if performing spaces fall under the same use as theater.

Mr. Glidden also gave a follow up to the Dyno Nobel/Bloom Energy proposed fuel cell. Mr. Glidden explained that they took the Commission comments favorably and added vegetative screening. Mr. Gray made a motion that we send a motion to Dyno Nobel in that we appreciate the effort made and willingness to provide a landscape plan for the fuel cell off Drake Hill Road and that it addresses the concerns. Seconded by Ms. Erickson. Motion passed 6-0-0.

Mr. Glidden reminded the Commission of the upcoming CT Bar training and indicated that the written material has been hand delivered.

Mr. Elliott reminded the Commission that we have unresolved AirBnb issues in neighboring towns and that it might need attention within the town. The subcommittee is in the process of reconvening the working group.

A brief discussion ensued about the actual achievements made in affordable housing and how to reclass housing to affordable.

Mr. Glidden discussed the possibility of a re write of the zoning enabling statute that is coming from the General Assembly.

VI. ADJOURNMENT
Mr. Gray made a motion to adjourn the meeting. Ms. Madiganseconded the motion.

MOTION: All in favor, no opposed, no abstentions. (6-0-0)

The meeting adjourned at 8:23pm.

Respectfully Submitted,

Laura Barkowski
Acting Clerk